***TOWN OF MENASHA***

PLANNING COMMISSION MEETING

WEDNESDAY, FEBRUARY 15, 2006 at 5:00 PM

MUNICIPAL COMPLEX - 2000 MUNICIPAL DRIVE

 

CALL TO ORDER: Chairperson Bellmer called the Planning Commission Meeting of February 15, 2006 to order at 5:23 PM.

 

 

PRESENT:       Chairperson:                 Alvin Bellmer

Commissioners:            Dennis Jochman            Kris Koeppe
Terry Buck                   Michelle Schaetz           Michael Van Dyke

Staff:                            George Dearborn, Community Development Director

Mark Mommaerts, Associate Planner

 

 

EXCUSED:      None

 

 

VACANT:       1 Commissioner position is vacant.

 

 

ALSO PRESENT:       Mark Stacie                 Jim Long                      Dan Wood                   Stew Etten

                                    Marilyn Anunson          Bruce Anunson Bob Leidl                     Dan Pamperin

                                    Jeff Lauscher                Scott LeFevre              Tom Ambrosias

 

PLEDGE OF ALLEGIANCE:

 

 

APPROVAL OF MINUTES – January 18, 2006

The minutes of January were reviewed.  Motion by Chairperson Bellmer, seconded by Commissioner Schaetz to approve the minutes of the January 18, 2006 meeting.  Motion carried unanimously.

 

 

NEW ITEMS OF BUSINESS:

  1. Resolution 060215-1 – 2006 Update to the 2003 Town of Menasha Comprehensive Plan

Department of Community Development Director George Dearborn introduced the item and explained that there was a public hearing for the issue and that staff feels that the change to industrial from low-density residential is appropriate.

 

Chairperson Bellmer asked about the woodlands and environmentally sensitive areas and whether the residential development has taken these areas into account in the design.

 

Jim Long, representing the Etten’s, stated that the residential development uses the environmental areas as an amenity more than industrial development would.

 

Director Dearborn stated that low-density residential allows up to 5-units per acre.

 

Chairperson Bellmer stated that a residential buffer with multi-family may require a change in the Future Land Use Map.

 

Director Dearborn stated that the Comprehensive Plan allows townhouses in the low-density district up to 5-units per acre and that if the developer wants to go higher than 5-units per acre a change would be required.

 

Dan Wood, representing the buyer, stated that they could work with the 5-units per acre limit.

 

Commissioner Jochman stated that with the environmentally sensitive areas, the land might be better as residential.  He also stated that the Fox Cities Chamber of Commerce recently completed a study indicating that more industrial areas are needed in the region.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Van Dyke to not change the Future Land Use Map.  Motion carried unanimously.

 

  1. Sign – Mark Stacie – Los Compadres Grill & Cantina – 1575 Plaza Drive – 008-0233-06

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Commissioner Van Dyke, seconded by Commissioner Jochman to approve the Sign as submitted.  Motion carried unanimously.

 

  1. Certified Survey Map – Richard and Mary Lahna 2230 Irish Road – 008-0194, 008-0201 & 008-0194-04

Department of Community Development Director George Dearborn introduced the item.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Buck to approve the Certified Survey map with the condition that the Town will not affix signatures on the CSM until the Final Plat of Winding Creek Estates has been recorded.  Motion carried unanimously.

 

  1. Rezoning – Bruce Anunson and Richard & Mary Lahna – 2158 & 2230 Irish Road - 008-0194 & 008-0194-04

Department of Community Development Director George Dearborn introduced the item.

 

Bruce Anunson, of Irish Road, stated that there is a lot of agricultural land around this area and that the land was zoned R-2 by mistake with the previous developer.  He also stated that he was told that he has to either rezone the property A-2 or tear down the out-buildings, which he can’t do because they are used for storage and that he wants A-2 so he can keep the out-buildings.

 

Chairperson Bellmer asked if the R-2 goes back to the development before Winding Creek Estates.

 

Director Dearborn replied that the Future Land Use Map designation of low-density residential was changed at the same time as the rezoning last year.  Another alternative is to buy back more land to make the out-buildings comforming.

 

Chairperson Bellmer stated that the Commission cannot go against the Comprehensive Plan Ordinance, which the Future Land Use Map is apart of.

 

Commissioner Schaetz stated that the owner could request a Future Land Use Map amendment to switch back to agriculture.

 

Director Dearborn explained that the property is not viable as agriculture and that its use is residential, but it is an option the County might go for.

 

Commissioner Jochman stated that it would be an up hill battle to change the Future Land Use Map. 

 

Director Dearborn stated that staff is not comfortable changing the Future Land Use Map to agriculture.

 

Commissioner Koeppe asked how many square feet they are allowed with the 7.3 acares.

 

Associate Planner Mommaerts responded that he is allowed about 4,000 square feet.

 

Commissioner Jochman asked if the rezoning could be approved separately and if the remaining residential lots in the area can be rezoned to residential from agriculture. 

 

Chairperson Bellmer stated that he can’t support a rezoning with the Future Land Use Map as is and has doubts about a change to the Future Land Use Map to agriculture and that a delay may be appropriate to work with staff and the developer.

 

Commissioner Jochman asked if the applicant has talked to the developer to get more land.

 

Mr. Anunson replied no.

 

MOTION:  Commissioner Jochman, seconded by Commissioner Schaetz to approve the Lahna rezoning to R-1 and delay for 30-days the Anunson rezoning to give the applicant time to talk to the Developer.  Motion carried unanimously.

 

  1. Town B-5 Conditional Use Permit – Menasha Shell – Northeast corner of Jacobsen Road and County Road CB – 008-0240-01

Department of Community Development Director George Dearborn introduced the item.

 

Dan Pamperin of Titletown Oil stated that the access to Jacobsen Road would be exit only and that it could reduce the width of the access.  They feel it is needed to avoid traffic concerns on McMahon Drive for patrons leaving and entering.  He also stated that they can meet all the conditions of the staff and the Commission.

 

Director Dearborn stated that the issues with the exit access lane are for safety from the Fire, Street and Community Development Departments.  There may also be conflicts with the trial, landscaping and the intersection at McMahon Drive.

 

Chairperson Bellmer asked about the exterior colors and materials of the buildings and expressed concern over the car wash dryer blower noise.

 

Mr. Pamperin stated that the building will be red brick with a split face block base.  He also stated that the exit of the car wash is toward the intersection on the south.  He stated that in other locations, he has not received any complaints regarding the car wash noise.  They use blowers that point straight down, which are quieter.

 

Chairperson Bellmer stated that hour restrictions could be put on the car wash if the Commission receives complaints about the noise.

 

Commissioner Schaetz asked about the addition to the car wash and asked if a berm could be put up to help block some of the noise.

 

Mr. Pamperin responded that there is no room for a berm because of the detention pond.

 

Commissioner Schaetz asked if shrubs could be planted on the west end of the site and that the highest technology should be used to reduce blower noise.

 

Commissioner Jochman stated that pointer the blower to the north side of the site would be worse and that he has no problems with the proposal.

 

Mr. Pamperin stated that they want to be good neighbors.

 

MOTION:  Commissioner Jochman, seconded by Commissioner Koeppe to approve the Town B-5 Conditional Use Permit with the following conditions:

·        The access driveway to Jacobsen Road shall be eliminated.

·        A 10-foot wide Bicycle/Pedestrian trail shall be constructed on the North side of Jacobsen Road from McMahon Drive to County Road CB per Town plans, specifications and standards.

·        The car wash dryers shall use blowers that minimize blower noise from the car wash using the most currently available low noise equipment.   The applicant shall provide Community Development Department staff with the decibel reading specifications of the blower equipment.   All practical steps shall be taken to minimize the noise of the dryers at the property line to ensure that the noise of the dryers does not appreciably exceed the ambient decibel readings found at the property lines when the blowers are not operating.

·        Detailed Site Plan – A detailed site plan meeting the requirements of the Town of Menasha Site Plan Review Ordinance & WCTCZO Chapter 17.13-B shall be submitted. The proposal must meet WCTCZO Chapter 17.13-B in its entirety including the following:

 

Architecture

·        Elevations – All architectural facades shall meet WCTCZO 17.13-B.  Architectural elevations, floor plans, material samples, and color samples shall be submitted to the Community Development Department for approval and shall meet WCTCZO 17.13-B in its entirety. 

·        Setbacks – The building meets the required setback per WCTCZO Chapter 17.13-B.

 

Landscaping and Screening

·        Landscaping – A landscaping plan shall be submitted by the applicant that meets or exceeds the standards of the Town of Menasha Municipal Code Chapter 29 and WCTCZO Chapter 17.13-B. 

·        Refuse Storage – The dumpster enclosure shall meet WCTCZO Chapter 17.13-B.

·        Services – Air conditioning, gas and electric units shall be identified and screened.

·        Fences – No fences are proposed.  All fences require separate application and review. 

·        Roof Mounted Equipment – No roof mounted equipment is identified.  Applicant shall identify RMEs if any exist and provide detail on how they will be screened from view.

·        FAR (Building Floor to Site Area Ratio) – The applicant shall meet the requirement for FAR per WCTCZO 17.13-B and submit information to determine the FAR on the site.

·        Outside Storage – Dumpster enclosure is identified on the plan.  No outside storage of materials shall be allowed.  All business, servicing, processing, and storage shall be conducted within completely enclosed buildings per WCTCZO 17.13-B.

 

Traffic and Access

·        Access – The driveway curb cuts shall require an excavation permit and escrow.

 

Streets and Improvements

·        Improvements – All improvements shall meet the Town of Menasha Standard Specifications for Storm Sewer and Street Construction.

 

Lighting

·        Lighting – All fixtures including exterior building fixtures are required to be direct cut-off fixtures.  Lighting requirements shall meet WCTCZO 17.13-B.

 

General

·        Signs – Any proposed signs require separate application and review. 

·        Accessory Structures – A single bay car wash is proposed. Any future accessory structures or additions will require a new Town B-5 CUP.

·        Radio and Television Antennas – No antennas are shown on the site plan.  Radio and Television Antennas shall meet WCTCZO 17.13-B.

·        Satellite Dishes – No satellite dishes are shown on the plan.  Satellite dishes shall meet WCTCZ 17.13-B.

·        Noxious uses - Uses that are offensive due to odor, smoke, fumes, dust, noise, vibration, radioactive emissions, pollution, or excessive danger of fire or explosion shall not be allowed, per WCTCZO 17.13-B.

 

Fire Protection

·        Fire Protection – The applicant shall meet all requirements of Town Ordinances on Fire Projection and all other applicable fire codes.

 

Utilities

·        Utilities – The location of all utilities shall be submitted by the applicant.  The applicant shall meet all requirements of the Town Utility District ordinances and regulations.

 

Motion carried unanimously.

 

  1. Directional Sign – Portside Properties – 980 American Drive

Department of Community Development Director George Dearborn introduced the item.

 

Commissioner Van Dyke asked if there could be more than one business on a sign.

 

Chairperson Bellmer asked if the signs are in the right-of-way.

 

Director Dearborn responded that they are located in the right-of-way and that the Town collects an annual fee for maintenance, replacement and initial purchase and that more than one business can be on a sign.  He also stated that the Town has the right to remove the signs.

 

Commissioner Jochman asked about the locations and stated that the Visitor & Convention Bureau has completed a study on wayfinding signage that the Town might want to look into it.

 

Director Dearborn stated that the Town is aware of the study and that the intent of that signage is for major attractions of the region.  The Town signage is for local businesses.

 

MOTION:  Chairperson Bellmer, seconded by Commissioner Buck to approve the directional signage as submitted.  Motion carried unanimously.

 

 

OLD ITEMS OF BUSINESS:

            None for this meeting.

 

 

OTHER BUSINESS:

  1. Discussion Item: Land Division Ordinance & Development Ordinance
  2. Development Report – No report at this time.
  3. Building Permit Report & Cost Benefit Analysis

The cost-benefit table for January shows that that currently there is a negative cost/benefit.

 

 

 

 

 

 

 

 

 

 

 


COMMUNICATIONS:

A letter from Congressman Petri was sent to Chairperson Bellmer regarding the interchange of US Highway 10, 41 & 441

A handout regarding the Outagamie County Airport Overlay was presented.

 

 

ADJOURNMENT:

MOTION:  Chairperson Bellmer, seconded by Commissioner Koeppe to adjourn the meeting of February 15, 2006 at 7:13 PM.  Motion carried unanimously.

 

 

 

 

Mark J. Mommaerts

Recording Secretary